Purley Oaks & Riddlesdown · Croydon · Croydon South constituency · 51.33276, -0.09889

CR8 1HN— Purley Oaks & Riddlesdown, Croydon

Location and area intelligence for CR8 1HN, Purley Oaks & Riddlesdown, Croydon

The family fortress

 

Schools 100%Safety 80/100Transport 46/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
68
Safety
80
Schools
100
Transport
46
Environment
98
Investment
33

The bottom line

CR8 1HN offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families and Owner-occupiers.

Check your dealbreakers

Toggle the things that matter to you — see how CR8 1HN scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how CR8 1HN meets your needs.

Location

CR8 1HN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.4% vs London avg
vs London crime-52.0% vs London avg

Deep-dive guides for CR8 1HN

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare CR8 1HN with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How CR8 1HN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Harris Primary Academy Kenley

Not yet inspected · Inspected Jun 2025 · 10 min walk

KS2: 106.7

★★★

Secondary

Riddlesdown Collegiate

Outstanding · Inspected Mar 2023 · 14 min walk

P8: +0.18A8: 51.3

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Purley Nursery School

Not inspected · 18 min walk

1 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

31.1 incidents per 1,000 residents

Better than 78% of London
↑ Rising 225.0%

from a low base — still below London average

-52% vs borough

Crime by type

Violence & sexual offences33%
Other21%
Vehicle crime19%
Burglary15%
Anti-social behaviour8%
Drug offences4%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Purley Fire Station · 1.8km

Crime is 52% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

CR8 district median

£450,000

Based on 213 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,985/m²
Price per ft²£463/ft²
Avg floor area69.3 m²

EPC breakdown

C
8%
D
8%

Based on 16 properties · Confidence: medium

Street mix

Flat 100%

LHA rates — Outer South London

Shared room£569/mo
1 bedroom£950/mo
2 bedrooms£1200/mo
3 bedrooms£1500/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield848 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£173,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,546
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6%

Total change

+476%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.3%

per year

Acceleration

+16.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 26 sales

Property Type Mix

Total: 26 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£89k+50.8%1.2
Post-dot-com plateau2001–2004£105k£152k+44.8%1
Pre-crash peak2005–2007£160k£176k+10%1
GFC & correction2009–2011£172k£169k-2%1
Help-to-Buy recovery2014–2016£200k£294k+47%1.3
Brexit uncertainty2019–2019£305k£305k+0%1
Pandemic surge2020–2020£300k£300k+0%3
Rate-rise correction2023–2023£295k£295k+0%1
Current market2025–2025£340k£340k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
7.4%
District
7.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Riddlesdown→ Victoria· 2 tph
26 min

Nearby stations

RiddlesdownNational Rail
1 min walk
Lloyd Park Tram StopTram
47 min walk
Coombe Lane Tram StopTram
51 min walk
Church Street Tram StopTram
57 min walk
Gravel Hill Tram StopTram
57 min walk
No bus stops within 400m

6

Walkability score

10

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★39 min
Victoria43 min ↑
Waterloo55 min ↑
Canary Wharf57 min ↑
City51 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)40
Nearest car park517m
Santander docks (800m)0
Nearest cycle dock8.4 km

Nearby car parks

🅿️
Riddlesdown Common35 spaces· yes
517m

Connectivity

Broadband and mobile coverage

100%

Full fibre

80%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed417 Mbps
Median download413 Mbps
Superfast coverage96%
All operators 5G75%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 14.0 µg/m³
Better than 95% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskMEDIUM
4% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Riddlesdown SSSI — 1.0 km

Energy

Solar: 848 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield848.0 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KESTON MEDICAL PRACTICE

PURLEY WAR MEMORIAL HOSP, 856 BRIGHTON ROAD, CR8 2YL

18 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalPurley War Memorial Hospital · 1.4 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Kenley Hotel (787 m)

Nearest supermarketBudgens · 3.8 km
7 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

56m

Post office

Nearby shops

KK Food & Wine530 m
Kenley News733 m
Drinks Paradise734 m
Co-op Food791 m

Nearby cafes

Marmaris Cafe539 m
Max & Andria's Top Cafe735 m

Nearby restaurants

King Fish Bar526 m
Hot Wok732 m
Dhaba Grill733 m
Perfect Kebab733 m

Nearby pubs

The Kenley Hotel787 m

Nearby gyms

Purley Bury Tennis Club669 m
Purley Bury Bowling Club727 m

Nearby pharmacies

Riddlesdown Pharmacy60 m
Food hygiene (5-star)71% of 7

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

A

High street health

Investment

Investment grade, yield and market outlook

33

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,250London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58.1

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route9,237m
Crossrail 2 route12,366m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,030 nationally

1,674

Est. population

3,916/km²

60%

Employed

47%

Degree educated

£46,800

Median income

2.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

22%
15%
22%
22%
19%
Under 1822%
18–3415%
35–4922%
50–6422%
65+19%

Tenure

40%
46%
Own outright41%
Own (mortgage)46%
Private rent10%
Social rent4%
Shared ownership0%

Ethnicity

62%
16%
White British62%
White Other7%
Asian16%
Black8%
Mixed5%
Other2%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine11%
No car household11%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent10%
Social rent4%

vs. London

Income vs London+11.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
18
Largest scheme
15 homes · AT 106 & R/O 102-108, AT 106 & R/O 102-108, DOWNS COURT ROAD, CR2 1BD
Pipeline pressure
NONE

Named schemes (500m)

141, 141, Brancaster Lane, Purley, CR8 1HL6 homes
completed
141 Brancaster Lane Purley CR8 1HL, CR8 1HL6 homes
completed
14, 14, Mitchley Avenue, Purley, CR8 1DT6 homes
completed
110, 110, Lower Barn Road, Purley, CR8 1HR2 homes
completed
113, 113, Downs Court Road, CR8 1BH2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
28.3%
Ward turnout
39%
Election year
2022
MP
Chris Philp (Conservative)
MP majority
2,313
Constituency
Croydon South

Councillors

Alasdair Iain StewartConservative
Endri LlabutiConservative

Live in CR8 1HN? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for CR8 1HN.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Croydon with nearby boroughs:

Croydon vs BromleyCroydon vs SuttonCroydon vs WandsworthCroydon vs Lewisham

Similar postcodes

Frequently asked questions

📍 Track CR8 1HN

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for CR8 1HN

Full postcodeCR8 1HN
Postcode districtCR8
BoroughLondon Borough of Croydon
WardPurley Oaks & Riddlesdown
Latitude51.332764
Longitude-0.098887
Parliamentary constituencyCroydon South
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey